SELLER INSTRUMENT · VALUATION READ
What is your home actually worth?
Not a generic estimate. A read built the way we build everything: your home against the recorded county numbers, the live buyer pool, and the risk layers that decide what California buyers will really pay.
Valuation file
STEP 1 OF 3
MOCK INSTRUMENT — LIVE AVM + COMP ENGINE CONNECTS WHEN THE DATA STACK LANDS
The instrument stack
Four layers go into the number
01
The recorded county numbers
CRMLS medians and days-on-market for your county — the verified floor under every read. No portal noise, the recorded market.
02
The live buyer pool
Cash share, FHA/VA mix, offers-per-listing in your price band. Your ceiling is set by who is actually bidding, not by a ZIP average.
03
The risk layers
Wildfire severity zone, insurability, fault proximity, slope. In California these move price harder than granite counters do.
04
The walk-through
A licensed inspector-agent reads the roof, systems, and lot in person. The number that comes out is defensible in a negotiation, because it was built like one.
Specimen
The valuation file, not a postcard number
Every read ships as a file: the range, the comps behind it, the buyer-pool math for your band, and — this is the part nobody else puts in writing — the three items that would move your number most if you fixed them before listing.
DETAILS ALTERED · A REAL FILE RUNS 4–6 PAGES
VALUATION FILE · VAL-2607-003 TEMECULA · 92592
SUBJECT: 4BD/3BA · 2,610 SQFT · ▮▮▮▮▮▮▮▮▮▮ DR
DEFEND
$742k
LIST
$759k
STRETCH
$775k
- POOLYour band ($700–800k): 26% of closings, median 39 DOM, 2.4 offers/listing. FHA share thins above $750k — the stretch number costs you a third of the pool.
- MOVE-1South-slope underlayment is at end-of-life. $9k now, or −$25k in buyer-side negotiation later. This is the biggest lever on the sheet.
- MOVE-2FAIR Plan quote runs $3,900/yr here. Pre-pulling a standard-market quote from the two carriers still writing this tract adds real negotiating room.
COMPS: 5 CLOSED / 90 DAYS · FULL SHEET IN FILE · NOT AN APPRAISAL
On the record
We publish the number we called — and what it sold for
LAST 5 FILES WITH CLOSED OUTCOMES · MISSES STAY ON THE RECORD
| File | Market | We called | Sold at | Miss | Days |
|---|---|---|---|---|---|
| VAL-2603-018 | Temecula | $742,000 | $751,000 | +1.2% | 19 |
| VAL-2602-011 | Murrieta | $618,000 | $612,500 | −0.9% | 27 |
| VAL-2601-004 | Carlsbad | $1,420,000 | $1,455,000 | +2.5% | 12 |
| VAL-2512-029 | Menifee | $539,000 | $541,000 | +0.4% | 31 |
| VAL-2512-014 | Temecula | $895,000 | $876,000 | −2.1% | 44 |
MOCK RECORD FOR THE TEMPLATE — LIVE FILES PUBLISH WITH SELLER CONSENT, ADDRESSES WITHHELD
Why this beats a portal estimate
Priced like an inspection, not an algorithm
The buyer pool, not the ZIP average
Cash share, FHA/VA mix, and offers-per-listing in your band decide your real ceiling. We price to the pool your home actually attracts.
Risk priced in, not discovered later
Wildfire zone, insurability, foundation and roof condition — the things that blow up escrows get priced up front.
A licensed read, on the record
The final number comes from a licensed inspector-agent who walked the home — and we publish our pricing track record.
After the read
What happens next (and what doesn't)
-
01
The valuation file arrives
Your range, the comps we used, the buyer-pool read for your band, and the three things that would move your number most — in writing.
-
02
The walk-through (if you want it)
Free, about an hour. The founder reads the home the way a buyer's inspector will — so nothing ambushes you in escrow.
-
03
You decide, on your timeline
Sell now, prep first, or wait for your band to heat up. The file is yours either way. No follow-up drip, no pressure calls.
Questions
Asked before, answered straight
How is this different from the Zillow number?+
A portal AVM averages your ZIP. This read prices your home against the buyer pool in your band — cash share, financing mix, offers-per-listing — plus the risk layers (wildfire zone, insurability) that portals ignore entirely. Those two things are usually where the portal number is wrong by five figures.
Is the instant range a real appraisal?+
No — it is an indicative range modeled from county medians and your inputs, and we label it that way. The real number comes from the in-person read. If you need a licensed appraisal for a lender, that is a separate, regulated product.
What does the in-person read cost?+
Nothing. It's how we earn listings: show the seller a number we can defend, with the evidence attached. If you list with someone else afterwards, you keep the file.
Will you share my address or plans?+
No. Valuation requests are confidential — no postcard to your neighbors, no "I have a buyer for your home" theater, and your data is never sold.
Why do you publish your track record?+
Because every agent says they price accurately, and almost none show receipts. We publish the number we called and what it sold for. When we miss, that stays on the record too — that's the point.
Selling is half the file